598 Cooper Rd · Greenup, KY 41144

$235,900

4 bd · 2.0 ba · 1,685 sqft · Manufactured · 44 Days on market

Built 2025 10 ac lot ↓ 6% since listing

---

Why this score? — see what drove the F grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Tucked away in a peaceful country setting, this beautiful NEW home offers the privacy and space so many buyers are searching for. Situated on approximately 10+/- acres, the property is ideal for homesteading, hobby farming, gardening, recreational use, or simply enjoying the quiet beauty of the outdoors. Inside, you'll find a spacious open-concept layout designed for both everyday living and entertaining. The large kitchen island serves as the heart of the home, offering plenty of prep space and room to gather. Featuring 4 bedrooms and 2 full baths, this home offers plenty of space for comfort and functionality, while the relaxing soaker tub in the primary suite creates the perfect place to

Key facts

• Large kitchen island
• Relaxing soaker tub
• Split-bedroom design

Tags

• APPROXIMATELY 10 ACRES
• LARGE KITCHEN ISLAND
• SPLIT-BEDROOM DESIGN
• RELAXING SOAKER TUB
• MODERN MOVE-IN-READY LIVING

Property features AI

Finance

• Other: Approximately 10-acre lot (public records); Rural location; directions available

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Septic tank; Electricity connected; Water connected
• Home design: Manufactured house; New construction; One level
• Construction: Vinyl siding; Block foundation; Shingle roof; Built as new construction
• Exterior features: Secluded lot with many trees and wooded setting; Public water

Interior

• Kitchen: Dishwasher; Refrigerator; Oven; Range; Vented exhaust fan
• Bedrooms: 2 total rooms (includes bedrooms and living areas)
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Breakfast bar; Ceiling fan(s); Soaking tub; Crawl space basement; Fireplace
• Laundry & utility: Washer hookup on main level; Electric dryer hookup

🏗️ New construction. The $235,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $677,151.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $236k.

Deal economics

• At list price, monthly cash flow is $-4k ($-45k/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (44.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (47.4% below list).
• Recommended offer: $124k (47.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#192 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Greenup County (suburban): math 23% / reading 35% proficiency, ranked #118 of 165 in KY (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Argillite Elementary School (math 22% / reading 32%, grade F, #434 of 676 statewide, top 69%, 205 students, 73% FRL); Wurtland Middle School (math 20% / reading 38%, grade F, #156 of 217 statewide, top 74%, 250 students, 74% FRL); Greenup County High School (math 30% / reading 30%, grade F, #122 of 254 statewide, top 49%, 849 students, 62% FRL) — zoned schools average 70% FRL vs 52% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 36 active listings in the ZIP; 20 units permitted in Greenup County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $72k of equity ($5k loan paydown + $68k appreciation (10.0% local appreciation)).
• Greenup County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$116k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,969 (47.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 47% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.18% ✗
• Cap rate: -0.26%
• Cash-on-cash: -23.42%
• DSCR: -0.04
• GRM: 45.5

CMA / ARV

• ARV (median comp): $677,151
• List price: $235,900
• Delta: -65.16%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.0%
• Equity multiple: 1.68×
• Total profit: $128,948
• Equity at exit: $610,032

10-year hold

• IRR: 10.0%
• Equity multiple: 4.00×
• Total profit: $568,510
• Equity at exit: $1,315,556

Cash invested: $189,602 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Kentucky: 83 Strongly Landlord-Friendly · R+16
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit (URLTA cities); generally landlord-friendly.

Methodology + full state rankings →

ZIP-level market 41144

• Home prices YoY: 8.4%
• Active inventory: 36
• Price-to-rent: 15.9×

Monthly cashflow live

• Estimated rent: $1,240 medium
• Mortgage (P&I): −$3,551
• Tax est. 1.5%: −$846 /mo · $10,157/yr
• Insurance: −$282
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $-3,767

Break-even live

Break-even rent $6,008

Max offer price $132,098

Occupancy floor —

Sensitivity live

Price	-10% $-3,299	-5% $-3,533	+0% $-3,767	+5% $-4,001	+10% $-4,235
Rent	-10% $-3,865	-5% $-3,816	+0% $-3,767	+5% $-3,718	+10% $-3,669
Rate	-1.0pp $-3,426	-0.5pp $-3,595	base $-3,767	+0.5pp $-3,942	+1.0pp $-4,121

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $169,288
• Closing costs: $20,315
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $235,900 Active 44 DOM
2. 2026-06-21
   days on market $235,900 Active 43 DOM
3. 2026-06-18
   status $235,900 Active 41 DOM
4. 2026-06-18
   days on market $235,900 Contingent 41 DOM
5. 2026-06-17
   days on market $235,900 Contingent 40 DOM
6. 2026-06-16
   days on market $235,900 Contingent 39 DOM
7. 2026-06-15
   days on market $235,900 Contingent 38 DOM
8. 2026-06-13
   days on market $235,900 Contingent 36 DOM
9. 2026-06-12
   statusdays on market $235,900 Contingent 35 DOM
10. 2026-06-09
    days on market $235,900 Active 32 DOM
11. 2026-06-08
    days on market $235,900 Active 31 DOM
12. 2026-06-07
    days on market $235,900 Active 30 DOM
13. 2026-06-07
    days on market $235,900 Active 29 DOM
14. 2026-06-04
    days on market $235,900 Active 26 DOM
15. 2026-06-02
    days on market $235,900 Active 25 DOM
16. 2026-06-01
    days on market $235,900 Active 24 DOM
17. 2026-05-31
    days on market $235,900 Active 23 DOM
18. 2026-05-31
    days on market $235,900 Active 22 DOM
19. 2026-05-04
    listed $235,900 Active 1059-char remark
20. 2026-03-02
    price $235,900
21. 2025-10-31
    price $239,900
22. 2025-09-26
    price $244,900
23. 2025-09-14
    listed $249,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,876
• − Mortgage interest: −$37,931
• − Property taxes: −$10,157
• − Insurance: −$4,183
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − Depreciation: −$19,699
• Taxable loss: −$59,474
• Est. tax savings @ 24.0%: +$14,274
• After-tax cash flow: $-30,927/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Greenup County
• NCES district ID: 2102400
• Math proficiency: 23% ▼ -19.00%
• Reading proficiency: 35% ▼ -18.00%
• Median HH income: $39,526
• Composite: 24.33/100
• National rank: #7702
• State rank: #118 of 165 in KY

Livability — Greenup

• Score: 68/100
• State rank: #192
• US rank: #9586

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D- Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Greenup · 24,497 people
• Metro: Huntington-Ashland, WV-KY-OH
• Population (ZIP): 8,457
• Household income: $57,782
• Rent vs Own: 16.7% rent · 83.3% own

Population outlook (Greenup County) Hauer SSP2

• Today (2025): 34,374 people
• By 2030: 33,145 · -3.6%
• By 2040: 30,407 · -11.5%
• By 2050: 27,702 · -19.4%
• By 2075: 21,970 · -36.1%
• By 2100: 16,670 · -51.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 0%

Political lean MEDSL · Greenup

• 2024 margin: Solid R (+50.5) · D 24.1% · R 74.6% · Other 1.3%
• 2008→2024 swing: -36.4pp toward R · 2008: -14.1pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+45.1 2016: R+45.5 2012: R+18.6 2008: R+14.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 17.56%
• Current HPI: 225.77
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.81%
• F500 in state: 4

Industry mix (Fortune 500 HQ in KY)

Industry	F500 HQs	Revenue
▸Healthcare	1	$118B
▸Food / Beverage	1	$7B

Price history

-5.6% since first listed

6 events — show timeline

• 2026-06-12 Contingent — ImagineMLS
• 2026-05-04 Listed $235,900 ImagineMLS
• 2026-03-02 Price Changed $235,900 AABOR
• 2025-10-31 Price Changed $239,900 AABOR
• 2025-09-26 Price Changed $244,900 AABOR
• 2025-09-14 Listed $249,900 AABOR